Topic Listing for Duke Realty

Abstained Acceleration Waivers Amendments Remedies
Access Easement Access Owner
Access Parcel Access Property
Accounting Asset Retirement Obligation Accounting Certain Derivative Instruments Hedging Activities
Accounting Certain Financial Instruments Characteristics Liabilities Equity Accounting Derivative Instruments Hedging Activities
Accounting Derivative Instruments Hedging Activities Amended Accounting Impairment Disposal Long Lived Assets
Accounting Impairment Disposal Long-lived Assets Accounting Joint Ventures
Accounting Sales Real Estate Accounting Stock Based Compensation
Accounting Stock Issued Employees Accounting Stock-based Compensation
Acquired Properties Expose Unknown Liability Acquisition
Acquisition Disposition Activity Acquisition Real Estate Property
Acquisition Real Estate Property Related Assets Acquisitions
Actions Taken Annual Meeting Shareholders Actions Taken Written Consent Shareholders
Actively Manage Balance Sheet Actually Employed Last Former Director Indiana Port Authority
Add Chris Though Weve Talked Little Bit Thought Addition Like Not Providing Quarterly Guidance Because Timing
Addition Shows Heartland Country Awful Lot Cities Already Additional Information
Address Principal Executive Offices Zip Code Adjournment Closing Date
Administration Advances Construction Also Racking Forklifts They Take Product
Adverse Global Market Economic Conditions Continue Adversely Affect Affiliate
Again Heres Example Buildings Out Westfields Tasc Northrup Agenda
Agreement Agreement Efforts Consummate
Agreement Plan Merger Agreement Purchase Sale
Agreements Aia
Also Completed 289 Acquisitions Consisted Previously Announced Acquisition Also Continue Focus Long-term Acute Care Ltac Rehabilitation
Also Discussed Increasing Yields Owned Third-party Developments Much Also Formed Some Joint Ventures Increase Strategic Land
Also Successfully Completed Consent Solicitation Change Certain Bond Althcare Performance
Amended Restated By-laws Amendment
Amendment 1995 Key Employees Stock Option Plan Duke Amendment 2005 Non-employee Director Compensation Plan Duke Realty
Amendment By-laws Amendment Directors Deferred Compensation Plan Duke-weeks Realty Corporation
Amendment Modification Termination Amendment Repeal
Amendment Termination Amendments
Amendments 2000 Performance Share Plan Duke-weeks Realty Corporation Amendments Articles Incorporation Bylaws Change
Amendments Duke Realty Corporation 2005 Non-employee Directors Compensation Amendments Previously Existing Long-term Incentive Plans
Amenities On-site -food Service Fitness Facilities Analysis Add Carry Costs Land Basis Between Time
Annex Annual Cash Incentives
Annual Development Pipeline 2010 Pre-tax Margin Annual Report
Annual Teus Port Anti-takeover Effects
Anticipated Expand New Markets Increase Fund Management Activity Anyone Contact Regarding Vote
Anything Else Appendix
Appointment Principal Officers Apportionments
Approval Amendment Number Duke Realty Corporation 2005 Non-employee Articles Incorporation By-laws
Assessing Competitive Marketplace Assessments
Assets Assets Liabilities
Assets Theyre Effectively-now Effectively Dilutive Right Stopped Capitalization Assignee
Assignment Assignments
Assumed Held Sale Rental Assumption Certain Obligations
Assumption Obligations Indemnification Attached List Refundable Security Deposits Accrued Interest Required
Attendance Board Meetings Annual Meeting Audit Committee
Audit Committee Pre-approval Policies Audit Committee Report
Audit Committee Review Authority
Authority Breach Agreement Authorized Capital Stock Dmi Consists 1000 Shares Common
Authorized Shares Available Information Exchange Certifications
Average Unleveraged Initial Return Costs Back Deals Lenders Walked Away Give Sense Size
Background Balance Sheet
Bank Holiday Then Such Time Period Shall Automatically Barrington Branch
Base Retainer Base Salaries
Basically Balance Sheet 350 400 Additional Debt Capacity Basis Presentation
Before Denny Takes Over Gives Prepared Statement Usual Before Make Prepared Remarks Let Remind Statements Today
Before Vote Being Said Terms What Type Margins Targeting Portfolio
Ben Lytle Beneficial Ownership Reporting Compliance
Benefit Agreement Assignments Participations Benefits
Benefits Named Executive Officers Others Between Development Land Sales Projected Well Through
Big Change Relative-i Think Last Talked Number Per Bmo 2009 North American Real Estate Conference
Board Committee Membership Meetings Board Committees
Board Directors Bob Chapman Duke Realty Corp Coo
Bob Chapman Duke Realty Corporation Coo Bob Chapman Duke Realty Corporation Senior Evp Real
Bob Chapman Duke Realty Corporation Sevp Real Estate Bob Chapman Take Matt
Bob Take Bona Fide
Borrower Guarantor Full Power Authority Execute Amendment Breach Notice
Break Resumption Event Brendan Maiorana Wachovia Analyst
Brendan Maiorana Wells Fargo -analyst Brokers
Build-to-suit Mentioned Activity Seems Increasing Capturing Happening Build-to-suit Performance
Building Codes Zoning Proffers Governmental Approvals Applicable Properties Building Components Most Significant Cost Increases
Bulk Down Little Bit Overall In-service Primarily Because Bulk Warehouses
Business Combinations Business Information Those Risk Factors Refer 10-k Sec
Business Overview Business Strategy
Business-combination Provisions Indiana Law Buyer
Buyer Deliveries Shall Deliver Seller Escrow Agent Closing Buyer Financial Wherewithal Timely Perform Obligations Hereunder
Buyer Shall Deliver Title Disbursement Sellers Balance Purchase Buyers Inspection
Buyers Representations Bylaws
Called Pat Making Lot Headway Figuring Hell Know Capital Markets
Capitalization Interest Cost Captions Articles Sections
Carey Callaghan Goldman Sachs Carey Callaghan Goldman Sachs Analyst
Cash Equivalents Casualty
Casualty Condemnation Cautionary Notice Regarding Forward -looking Statements
Cautionary Notice Regarding Forward-looking Statements Cautionary Statement Regarding Forward Looking Statements
Cautionary Statement Regarding Forward-looking Statements Cease Qualify Real Estate Investment Trust Shareholders Lose
Cease Qualify Reit Shareholders Lose Significant Tax Benefits Certain Definitions Following Terms Used Not Otherwise
Certain Federal Tax Effects Certain Obligations Holders Receipts
Certain Officers Directors Hold Units Operating Partnership Not Certain Officers Hold Units Operating Partnership Not Same
Certain Relationships Related Transactions Certain Relationships Related Transactions Director Independence
Certainly Certification Chief Executive Officer
Certification Chief Financial Officer Certification Principal Executive Officer Financial
Certification Pursuant Usc 1350 Adopted 906 Sarbanes-oxley Act Change Circumstances
Change Control Provisions Other Agreements Change Dividend Policy Common Stock Future
Changes Disagreements Accountants Accounting Financial Disclosure Changes Fair Value
Charles Eitel Charter
Chief Operating Officer Chris
Chris Chapman Keybanc Capital Markets Analyst Chris Earlier Talked Retail Yet Former Presentation Was
Chris Haley Chris Haley Wachovia Analyst
Chris Katen Morgan Stanley -analyst Chris Katen Morgan Stanley Analyst
Chris Pike Merrill Lynch Chris Pike Merrill Lynch Analyst
Christie Kelly Chief Financial Officer Christie Kelly Duke Realty Cfo
Christopher Seger Age Citi Ceo Conference
Close Result Seller Default 4807 Agreement Not Been Closing
Closing Conditions Closing Date
Closing Date Buyer Shall Examined Properties Property Condition Closing Date Minus Amount Rent Actually Due Such
Closing Statement Code
Colts Denny Was Anything Happened Combined Fixed Charges Preferred Dividends
Combined Project Commitments Contingencies
Common Preferred Stock Dividends Declared Common Stock
Common Stock Delivery Agreement Common Stock Dividend Increase Announced
Communications Shareholders Comparison 2008 2007
Compensation Committee Compensation Committee Interlocks Insider Participation
Compensation Discussion Analysis Compensation Facility Letters Credit
Completed Sale Building Single Story Office Park Regency Completion Acquisition Disposition Assets
Completion Consent Solicitation Compliance Laws Other Instruments
Condemnation Condition Properties Release Claims
Conditions Conditions Closing
Conditions Obligations Buyer Conditions Obligations Dmi Stockholders
Conditions Obligations Each Party Confidentiality
Consent Consent Independent Registered Public Accounting Firm
Consent Kpmg Llp Consent Transfer Release
Consolidated Financial Statement Schedules Consolidated Financial Statements
Consolidation Majority-owned Subsidiaries Consolidation Variable Interest Entities
Construction Contracts Contact Information
Continue Increase Development Pipeline Contract
Contractual Obligations Contribution
Contribution Agreement Control Share Acquisition
Control-share-acquisition Provisions Indiana Law Controls Procedures
Convertible Debt Accounting Corporate Governance
Corporate Governance Committee Correct
Cost Capitalization Costs Healthcare Side Per Square Foot Basis Usually
Counterparts Couple Follow-ups Look Same-store Noi Talked Moderate Rates
Credit Credit Agreement Hereby Amended Restated Read Follows
Credit Facilities Credit Facility
Credit Ratings Critical Accounting Policies
Crupal Rivale Citigroup Analyst Crupal Rivale Jon Litt John Stewart Question Sales
Cumulative Voting Directors Current Build Suit Projects
Current Credit Crisis Limit Ability Refinance Debt Obligations Current Report
Damage Date Report Earliest Event Reported 2006 Duke Realty
Dave Abuchon Baird Analyst Dave Ahbushon Baird Capital Analyst
Dave Kabushan Barry Analyst Dave Rodgers Rbc Capital Analyst
David Coen Morgan Stanley Analyst David Cohen Morgan Stanley Analyst
David Collins Morgan Stanley Analyst David Fick Legg Mason
David Fick Legg Mason Analyst David Fick Stifel Nicolaus
David Fick Stifel Nicolaus Analyst David Fick Stifel Nicolaus Inc Analyst
Debt Debt Equity Securities
Debt Financing Material Adverse Effect Financial Condition Debt Financing Not Available Equity Issuances Dilutive Shareholders
Debt Maturities Debt Securities
Declaration Dividends Deep Bucket Think Conceivable Youre Looking Another Significant
Default Default Damages
Default Unmatured Exists Loan Documents Default Unmatured Occurred Administrative Agent Shall Promptly Notify
Defaults Defaults Senior Securities
Deferred Compensation Plan Deferred Costs
Deferred Tax Asset Valuation Allowance Definitions
Definitions Exhibits Delayed Delivery Contract
Delayed Property Delinquent Rents
Deliveries Closing Following Shall Delivered Title Buyer Delivery Sellers Purchase Price Prorated Provided Herein Plus
Demand Development Sale Program Buying Product Denien Duke Realty Corporation Controller
Dennis Oklak Dennis Oklak Age
Denny Comment Share Repurchase Program Guys Stand Right Denny Just Talk Little Bit Biggest Starts Terms
Denny Just Wanted Circle Back Anson Provide Update Denny Maybe Talk Little Bit Development Pipeline Youve
Denny Oklak Duke Realty Corporation Chairman Denny Oklak Duke Realty Corporation-chairman Ceo
Denny Past Guys Talked Expanding New Markets Just Denny Talk Intermodal Opportunities Guys Seeing
Denny Talk Little Terms Containing Property Operating Expenses Denny What Expect Spend Construction Costs Plant Excluding
Departure Directors Certain Officers Election Appointment Compensatory Departure Directors Principal Officers Election
Departure Directors Principal Officers Election Appointment Departure Directors Principal Officers Election Appointment Certain Compensatory
Dependent Key Personnel Deposit Agreement
Depositary Depreciation
Depreciation Amortization Depreciation Amortization Expense
Derivative Financial Instruments Deron Kennedy Goldman Sachs Analyst
Designation Agreement Determining Amount Each Element Compensation
Determining Individual Compensation Levels Pay Mix Determining Variability Considered Applying Fasb Interpretation
Determining Whether General Partner Partners Group Controls Limited Development
Development Pipeline Including Project Name Product Type Location Development Pipeline Yet Material Variability Line Take Those
Development Services Development Specifically Looking Sell What Margin Much Already
Development Split 472 Held Rental Portfolio Think Stabilized Did Receive Notice Internet Availability Proxy Materials
Did Receive Proxy Did Receive Proxy Statement
Did Was Service Center Bulk Differential Compensation Among Named Executive Officers
Director Compensation Directors Deferred Compensation Plan
Directors Executive Officers Registrant Directors Officers
Directors Removed Solely Cause Directors Stock Payment Plan
Disbursements Escrow Holder Disclaimer
Disclosure Controls Procedures Dispositions
Distributions Diu Plans
Diu Replacement Plan Dividend Distribution Requirements
Dividend Increase Units Dividend Reduced
Dividends Dividends Declared
Dividends Distributions Documents Incorporated Reference
Doing Because Individual Companies Trying Operate Little Bit Doing Guys Quick Question Held Sale Brought Line
Don Hunter Duke Realty Corporation Evp Mid-east Region Donald Hunter Age
Dont Follow Question Increase Repeat Sorry Couldnt Dont Know Number Specifically Tell Think Mid 50s
Dont Really Track Per Ill Let Denny Speak Dont Think Nothing Say Rises Even Level Got
Dont Think Really Constraints Market Obviously Again Look Dot
Drlp Recently Received Comment Letters Staff Sec Regard Due Pursuant Leases Extent Such Percentage Rents Become
Dugan Duke Realty Closes Industrial Portfolio Sale
Duke Realty Corporation Duke Realty Corporation 2005 Long-term Incentive Plan
Duke Realty Corporation Amended Restated 2005 Long-term Incentive Duke Realty Corporation Announces Common Stock Offering
Duke Realty Corporation Announces Earnings Duke Realty Corporation Annual Investor Conference
Duke Realty Corporation Earnings Debt Service Calculations Except Duke Realty Corporation Investor Forum
Duke Realty Corporation Letterhead Duke Realty Corporation Share Repurchase Plan
Duke Realty Investments Inc Duke Realty Limited Partnership
Duke Realty Services Limited Partnership Duke University Selected Realty Healthcare Developer Same Thing
Duke-weeks Realty Corporation Each Following Extent Same Not Required Paid Directly
Each Sellers Knowledge Proceeding Inquiry Governmental Agency Respect Each Share Buyer Common Stock Issued Outstanding Immediately
Earnest Money Earnings Call Supplemental Information
Earnings Ffo Earnings Guidance
Earnings Guidance 2009 Outlook Earnings Guidance Reaffirmed
Earnings Remain Stable Capital Grows Easement Agreement
Easements Necessary Operation Such Properties Violate Lease Mortgage East 96th Street
East 96th Street Suite 100 Indianapolis 46240 East 96th Street Suite 100 Indianapolis Indiana 46240
Eec Effect Termination
Effective Date Effective Time
Effectively Affect Special Dividend Possibility Eligibility Participation
Eligible Participant Employee Benefit Plan
Employee Benefit Plans Employee Stock Purchase Plan
Employment Severance Agreements End Being Successful Business Servicing Customers Making Money
Endorsements Enforcement Agreement
Entire Agreement Entitled Vote
Entry Capped Call Repurchase 8837 Common Stock Entry Material Definitive Agreement
Environmental Condition Environmental Deleted Property
Environmental Laws Equity Compensation Plan Information
Equity Earnings Equity Earnings Unconsolidated Companies
Equity Grant Policies Equity Incentive Plan
Equity Rights Escrow Agent
Estimates Estions Answers
Estoppels Delayed Properties Eveland Operations
Even Then Youre Top End Guidance Within Think Event Date Time Apr 2005 300pm
Event Date Time Apr 2006 300pm Event Date Time Dec 2006 900am
Event Date Time Feb 2007 300pm Event Date Time Jan 2006 300pm
Event Duration Everyone Question Page Supplemental Renewal Analysis See Subsequently
Exact Name Registrant Specified Charter Example Maybe Ago Doing Build Suit Proposal Might
Except Ratios Exchange Act
Exchange Act 1934 Amendment Exchange Listing
Excuse Was Talking Development Pipeline Show Page Executive Committee Howard Feinsand General Counsel Denise Dank
Executive Compensation Executive Compensation Committee
Executive Compensation Policy Decisions Executive Officers
Executive Officers Registrant Executive Perquisites
Executive Summary Exercise Right Vote
Exhibits Exhibits Attached Hereto Hereby Part Agreement
Expand Joint Venture Fund Business Expand New Market Opportunities
Expect Development Yields Area Option Land Expense Control Measures Announced
Expenses Exposed Risks Associated Entering New Markets
Exposed Risks Defaults Tenants Exposed Significant Environmental Liabilities Result Conditions Currently Not
Expressly Modified Provided Herein Credit Agreement Shall Continue Facsimile Signatures Counterparts
Fair Market Value Stock Fair Price Provision
Fair Value Accounting Far Additional Issuances Throughout Course Really Going Cant
Fasb Codification Fasb Staff Position 14-1
Federal Income Tax Developments Affect Desirability Investing Individual Federal Income Tax Treatment Reits Investments Change Result
Feel Confident Deals Market Fees Paid Independent Accountants
Ffo Fad Guidance Fifth Amended Restated Revolving Credit Agreement
Filings State Offices Final Question Matt Remind What Policy Capitalized Interest
Final Question Think Matt Youve Had Some Declining Finally Technology Impacting Business Couple Ways New Patient
Finance Committee Financial Covenants Existing Credit Agreements Limit Flexibility Adversely
Financial Instruments Financial Other Covenants Existing Credit Agreements Limit Flexibility
Financial Performance Financial Portfolio Performance
Financial Statement Schedule Financial Statements Exhibits
Financial Statements Following Entities Consolidated Registrant 2007 Financial Statements Other Exhibits
Financial Statements Real Estate Property Acquired Financial Statements Supplementary Data
Financial Strategy Financing Activities
Financing Strategy Financing Update
Financing Update Common Stock Offering Find Additional Information
Find Additional Information Website Fits Model
Five-year Period Ending Date Hereof Dmi Was Not Fixed Rate Secured Debt
Fixed Rate Unsecured Debt Fixed Stock Option Plans
Focus Ffo Growth Return Shareholders Equity Focus Highly Profitable Growth Through Development
Foregoing Recitals Amendment Hereby Incorporated Part Forfeiture Agreement
Form 10-k Form 10-q
Form Lock-up Agreement Form Opinion Alston Bird Llp
Form Reverse Receipt Fsp Emerging Issues Task Force Issue 03-6-1
Fsp Fas 107-1 Apb 28-1 Funds Operations
Further Assurances Further Liquidity Enhancements Announced
Future Development Opportunities Square Feet Suburban Office Westfields Gain Extinguishment Debt
Gain Loss Debt Transactions Ganizational Chart
General Administrative Expense General Administrative Expenses
General Basis Presentation General Industry Compensation Peer Group
General Provisions Geoffrey Button
Give Little Detail Capital Recycling Plan Terms Maybe Give Pretty Wide Range Quarterly Guidance Weve Got
Give Sense Range Cap Rates Anticipate Given Land Prices Today What Whats Comfort Level
Given Size Transaction Push New Market Guys Mean Glad Though
Glenn Hubbard Phd Going Forward What Percentage Held Sale Pipeline Expect
Going Open Most Development Going-forward Basis Predict Occur Going-in Yield Ohare Portfolio Right Around
Good Afternoon Actually Matt Ostrower Guess Question Development Good Afternoon Denny Guess Just Make Sure Understand
Good Afternoon Denny Much Held Sale Sell Right Good Afternoon Denny Talk Little Bit Winkler Portfolio
Good Afternoon Did Explain Term Fee Isnt Turning Good Afternoon Give Little Bit Cleveland Take Given
Good Afternoon Guys Couple Questions 002 Impairment Charge Good Afternoon Guys Denny Give Color Joint Venture
Good Afternoon Guys Just Along Those Same Lines Good Afternoon Guys Just Couple Questions Denny Mentioned
Good Afternoon Guys Just Wanted Ask Little Bit Good Afternoon Guys Just Wanted Dig Little Bit
Good Afternoon John Litt Phone Well Denny Maybe Good Afternoon Question Denny Decision Sell Suburban Office
Good Afternoon Sorry Missed Did Guys Offer Development Good Afternoon Staying Subject Committed Keeping Portfolio Whole
Got Some Questions Whether Because Slowdown Residential Land Governing Law
Government Violations Compliance Grant
Great Don Shifting Over Cincinnati Office Huge Investment Great News Well Underway Projects Going Talking Couple
Great Thank Great Then Last Not Least Chris Mentioned Little
Greg Just Expand Little Bit Houston Phoenix Greg Whyte Morgan Stanley Analyst
Group People Demanding Services Longer They Spend Night Guaranties
Guarantors Guess Answered Them Well Theyll Around Lunch Too
Guess Given Sort Weve Been Hearing Rents Those Guess Just Trying Return Level Find Acceptable Today
Guess Once Shed Cleveland Expect Trend Dont Know Guess Texas Relatively Close Jeff Turner Group Dallas
Guidance Reaffirmed Guys Good Afternoon Was Hoping Just Comment Little
Guys Just Question Releasing Spreads Next Around Square Guys Talked Couple Markets Like Houston Doing Speculative
Had Big Was South Florida Think Little Bit Had Called Est Over Sarasota Florida Did Value
Happy Take Questions Topics Hazardous Conditions
Hazardous Materials Held 2009
Helps Bring Overall Average Portfolio Age Down Always Heres Example Buildings Center 12-story Very High Institutional-grade
Heres What Going Since Weve Acquired Land Projects Hey Chris
Hey Guys Michael Knott Here Jim Question Just Hey Paul Matt Cohoat Had Particular Lease Buyout
Historical Cash Flows Hospital
Householding Proxy Material Howard Feinsand
Howard Feinsand Age Howard Feinsand Duke Realty Corp Evp General Counsel
Http Phxcorporate-irnet Phoenixzhtmlc60691pproxy Http Wwwdukerealtycom
Huge Differentiating Feature Ill Turn Over Questions Audience Ian Weissman Merrill Lynch Analyst
Identification Impairment
Impairment Charges Impairment Charges Other Expenses
Impairment Investments Unconsolidated Subsidiaries Impairment Land Buildings
Impairment Real Estate Investments Impairments Other Real Estate Related Assets
Important Information Report Important Notice Regarding Availability Proxy Materials Special Meeting
In-service Property Occupancy Over Record Leasing Inaudible Question Microphone Inaccessible Chris What Margins Expect
Inaudible Question Microphone Inaccessible Guess Industrials East Group Inaudible Straight Handling Capex North Michaels Down South
Inaudible Suburban Office Income Taxes
Incomplete Work Incorporator
Indebtedness Indemnification Buyer
Indemnification Directors Officers Indemnification Stockholders
Indemnified Parties Indemnified Party
Indenture Independent Auditors Report
Independent Directors Independent Registered Public Accounting Firm
Index Indianapolis
Indianapolis 46240 Indianapolis Indiana
Industrial Industrial Joint Venture Received Several Offers Marketing Terms
Industrial Portfolio Sale Industrial Side
Industrial Variables Information Participants Receive Shares 2005 Long-term Incentive Plan
Information Those Risk Factors Refer 8-k Sec Dated Initio
Insolvency Institution Deposit Deposited Investment Decision Respect Furthermore Escrow
Insurance Coverage Properties Inadequate Intentionally Deleted
Intentionally Omitted Interest Expense
Interests Borrower Administrative Agent Shall Continue Deal Solely Interim Fair Value Financial Instruments Disclosures
Intermediary Intermodal Bid Other Know Airport Authority Over Went
Intermodal Opportunities Internal Revenue Code
Interpretations Introduction
Investing Activities Investment Banker Broker
Investment Representations Warranties Investments Unconsolidated Companies
Investor Information Investor Relations
Investor Relations Contacts Investors
Irwin Guzman Citigroup Analyst Issuance Common Stock
Issuance Unsecured Notes Issue Debt Equity Securities Senior Common Stock Preferred
Issuer Purchases Equity Securities Issues Relating Accounting Leases
Jack Shaw James Conner Age
James Connor Age James Sullivan Greenstreet Advisories Analyst
Jamie Feldman Banc America Securities Analyst Jamie Feldman S-ml Analyst
Jamie Feldman Ubs Analyst Jay Habermann Goldman Sachs Analyst
Jim Bremner Duke Realty Corporation President Bremner-duke Healthcare Jim Connor Duke Realty Corporation Evp Central Region
Jim Sullivan Green Street Advisors Analyst John Peterson Ubs Analyst
John Stewart Here Jon Litt Denny Said Sale John Witts Phone Well Developments Much Currently Sitting
Joining Today Chairman Chief Executive Officer Denny Oklak Joining Today Denny Oklak Chairman Chief Executive Officer
Joint Venture Properties Joint Ventures
Joint Ventures Limit Flexibility Jointly Owned Investments Jordan Sadler Citigroup
Just Back Guidance Youre Talking Growth Rate Thats Just Clarify Chris Looked Ago Actually Time Had
Just Couple Quick Questions Along Those Lines Youre Just Embedded 052 055 Guidance
Just Follow-up Development Activities New Developments Coming Pre-construction Just Follow-up Far Portfolio Sale What Seems Like
Just Give Sense What Purchase Price Potential Incentive Just Make Sure Understand Same Store Noi Growth
Just Moment Normal Denny Oklak Deliver Prepared Statement Just Probably Trying Over Simplify Right David
Just Quick Question Supplemental Unstabilized Developments Service Assuming Just Real Quickly Couldnt Find Supplemental Guys Same
Just Remind Just Sitting Cash
Just Stay Page Time Lag Might Assuming Initiating Just Talk Little Bit Supply Conditions Nationally Markets
Just Trying Get Feel Slow Things Really Terms Just Trying Understand Growth Comes
Kenturchidukerealtycom Kevin Rogus Duke Realty Corporation Evp West Region
Know Guys Had Commented Before Third-party Construction Maybe Know Very Large Port Theres Expansion Just Opened
Know What Without Assets Known Buyer
Kpmg Llp Ladies Gentlemen Conclude Conference Today Thank Participation Using
Lance Sheet Strategy Land
Land Couple Points Follows Diversification Story Obviously Key Land Sales Also Gains Developments Held Sale
Last Question Market Get Hands Around Winkler Other Last Question Terms Plan Structure Developments Held Outside
Lastly Equity Earnings Line Jumped Guys Expect Come Lastly What Was Anything Specific Point Drove Above
Law Lead Director
Lease Lease Renewals
Lease Term Fees Expecting Anything Else Balance Leases
Leasing Activity Leasing Activity Was Again Solid Square Feet Highest
Leasing Costs Legal Proceedings
Lender Liability
Lien Lifestyle Centers
Like Kind Exchange Like Turn Over Matt Cohoat Few Comments
Limited Ability Amend Articles Incorporation Liquidity Capital Resources
Lis Pendens List Persons Sign Lock-up Agreements
Litigation Little Bit Development Starts Love Chart Great Math
Loans Consent Required 1332 Shall Not Unreasonably Withheld Long-term Equity Compensation
Long-term Incentive Awards Look Areas Theyre Highest List Obviously Groups Certain
Looked Top Markets Market Listed Here Industrial Cities Looking Buckeye Logistics Center Potential Acquisition Building Thats
Losses Lou Taylor Deutsche Bank Analyst
Louis Taylor Deusche Bank Analyst Majority Voting Policy Director Elections
Management Maintenance Allows Fully Serve Customers Outside Cities Management Philosophy Priorities
Managements Report Internal Control Manner Converting Shares
Market Expansion Market Perspective Solid Everywhere Markets Bulk Industrial Side
Market Registrants Common Equity Related Stockholder Matters Issuer Martin Jischke Phd
Master Plan Material
Material Terms Compensation Paid Named Executive Officers 2007 Material Terms Compensation Paid Named Executive Officers 2008
Matt Matt Cohoat Duke Realty Corporation Evp Cfo
Matt Mean Maybe Off-line Like Think Asset Classes Matt Ostrower Morgan Stanley Analyst
Matt Talk Repurchase Matt What Overall Level Debt Deal Cost
Matter Fact Say 2002 Early 2003 Buying Structural Matthew Cohoat Age
Matthew Ostrower Morgan Stanley Dean Witter Analyst Maybe Talk Little Bit Bremner Acquisition Just Give
Maybe Talk Little Bit Broad Strokes Terms Youre Mbroke
Media Medical Industrial
Medical Office Buildings Said Youre Doing Profit Margin Meetings Shareholders
Merger Michael Bilerman Citigroup Analyst
Michael Knott Green Advisors Analyst Michael Knott Green Street Advisors Analyst
Michael Noll Greenfield Advisors Analyst Minority Interest
Miscellaneous Mitch Germain Banc America Analyst
Mm-hmm Most Significant What Able Assets Acquired Washington Eaton
Mponents Cost Capital Much Land Intermodal Access Guys Own Right Now
Much Sorry Development Conventional Type Office Versus Medical Mutual Written Agreement Buyer Dmi
Name Existing Lenders Name New Banks
Name Person Filing Proxy Statement Other Registrant National Development Group
Neither Execution Delivery Agreement Dmi Nor Consummation Transactions Net Earnings Available Investment Distribution Shareholders Decrease Result
Net Income Per Common Share New Accounting Pronouncement
New Director Elected New Leases Relative Expiring Replaced Tenant Just Wanted
Newco Next Question Comes Line Chris Haley Wachovia Securities
Next Question Comes Line Matt Konrad Fbr Please Next Question Comes Line Michael Bilerman Citigroup
Next Question Comes Line Paul Adornato Bmo Capital Next Question Comes Steven Rodriguez Lehman Brothers
Ngaire Cuneo Nick Pearsalls Macquarie Analyst
Nominees Election Directors Non-employee Director
Non-employee Directors Compensation Plan Noncontrolling Interests
Northpoint Portfolio Contract Duke Not
Not Big Divergence Not Exclusive Control Over Joint Venture Investments
Not Expect See Rent Roll Downs Say Pretty Not Expire Terminated Prior Closing Date Hereinafter Defined
Not Include Buildings Currently Development Started Separate Westfields Not Intent Shopping Center Operator
Not Later Business Following Date Sellers Timely Receipt Not Really
Not Sure Understand Notice Annual Meeting Shareholders
Notice Regular Special Meetings Noticed Same-store Operating Expenses Especially Bulk Industrial They
Notices Notices Effectiveness Electronic Communication
Now Therefore Now Turn Back Over Denny
Now Turn Over Denny Prepared Remarks Number 1-9044
Obligations Obviously Putting Money Mouth 652 Development Central Florida
Occupancy New Investment Activity Ock Repurchases Through 2005
Off Balance Sheet Arrangements Investments Unconsolidated Companies Office Improvements Consideration
Office Medical Civic Office Variables
Officers Corporation Okay
Okay Also Talk Little Bit Maybe Broad Terms Okay Back Gave Some Sensitivity Analysis Terms Against
Okay Brent Please Explain Procedure Okay Consider Expiring Portfolio Similar Had Less Expirations
Okay Den Mentioned Repurchasing Shares Exceed Amount Special Okay Denny Given Positive Comments Releasing Spreads Only
Okay Did Expect Level Capitalized Doing Budgeting Okay Did Mention Rate Return Looking Winkler Portfolio
Okay Fair Enough Then Last Question Regards Youve Okay Final Question Looking Tenant Roster Central States
Okay Finally Just Linden Redevelopment Said Youd Responsible Okay Focusing Specifically Westfields Youre Looking Square Foot
Okay Great Thanks Okay Great Thanks Lot Guys
Okay Great Thats Questions Today Thanks Okay Guidance Didnt Change Except Delay Those Asset
Okay Guys Maybe Comment Interest Level Intermodal Facilities Okay Help Understand Thoughts Respect Market Rents Portfolio
Okay Ill Let Matt Handle Okay Increased Focused Held Rental What Target Threshold
Okay Interest Income Line See Went Little Bit Okay Jumping Down Atlanta Only Figures Here Eights
Okay Just Get Sense Scale Potentially Lot Capital Okay Just Going Over Tenant Purchase Options Sale
Okay Just Lastly Lease Term Fees Youve Had Okay Just Walk Through Terms Guidance What Youve
Okay Last Question Just Pertains Office Tis Looks Okay Last Question Land Sales Guys Had Approximately
Okay Last Question Lenovo Built Suit Describe What Okay Last Question Overhead Disclosure Obviously Very Good
Okay Last Question Party Fee Business What Really Okay Last Question Regards Drop Party Square Footage
Okay Last Quick Questions Didnt Hear Mention Anson Okay Lastly Comment Cap Rate Trends Various Markets
Okay Less Leasing Doesnt Sound Like Kind Goes Okay Lets Ahead Get Started Good Morning Everyone
Okay Looks Like Average Held Sale 143 Bucks Okay Now Develop Mean Houston Phoenix Been Tough
Okay Now Looked Like Rents Dropped Little Bit Okay Now Terms Redeployment Opportunities Just What Pipeline
Okay Project Mentioned Existing Piece Land Reason Larger Okay Question Maybe Recently Explain Jump
Okay Quick Last Question Before Hand Off John Okay Respect National Development Program Help Again Understand
Okay Right Anything Read What Fact Held-for-rental Portfolio Okay Right Was Really Just Near-term Return
Okay Seeing Movement Terms Acquisitions Cap Rates They Okay Switching Geographic Expansion Correct Conclude Houston Phoenix
Okay Terms Just Marketing Packages Going Multiple Thing Okay Terms Renewal Percentage Dipped Down Below Historically
Okay Terms Same Store Numbers Guys What Excluding Okay Terms Site Guys Talk Cleanup Issues Involved
Okay Thank Okay Thank Then Cleveland Portfolio Sale Sorry Provided
Okay Thanks Lot Okay Thats Helpful Give Perspective Looked Value Land
Okay Then Anson Been Notable Sort Absence Discussions Okay Then Comparable Number Offering Pipeline Reconcile Back
Okay Then Denny Respect Dike Covenants Consents Understand Okay Then Development Pipeline Amount Leasing Youve Done
Okay Then Finally Last Question Just Give Update Okay Then Give Update Just Balance Sheet Strategy
Okay Then Give Update Takeout Fund Talked Prior Okay Then Just Come Back Winkler Real Quick
Okay Then Just Flex Sale Know Youve Given Okay Then Last Question Know Youre Going Talk
Okay Then Last Terms Anson Dont Know Youve Okay Then Lastly Just Give Update Cleveland Sale
Okay Then Matt Maybe Comment Terms Operating Expenses Okay Then Secondly Regards Dispositions Other Say Cleveland
Okay Then Secondly Terms Decision Healthcare Give Maybe Okay Then Seeing Enough Youre Aggressively Looking Acquisitions
Okay Then Switching Bulk Industrial What Caused Occupancy Okay Then Terms Bremner Didnt Hear Talk Price
Okay Then Terms Outlet Market Rank Growth Office Okay Then Terms Some Looked Like Couple Development
Okay Then Todays Durable Goods Order Report Was Okay Update Anson Contribution Timing
Okay Well Thanks Panelists Now Going Shift Existing Okay What Impact Link 2007 Numbers
Okay While Youre Chicago Comment Level Interest Prentice Okay Wholly Individual User Buildings Leased Those Tenants
Operating Activities Operating Expense Reductions
Operating Highlights Operating Officer Robert Chapman
Operating Partnership Provisions Operating Statistics
Operation Properties Between Effective Date Closing Operational Objectives
Operations Pending Closing Operator Instructions Chris Haley Wachovia Line Open
Opportunistic Repurchases Outstanding Debt Option Exercises Stock Vested 2006
Option Exercises Stock Vested 2007 Option Exercises Stock Vested 2008
Order Organization Standing Power
Other Other Agreements Sell
Other Business Agenda Other Compensation Benefits
Other Events Other Income Expenses
Other Information Other Matters
Other Parts Asset Markets Think Theres Kind Disconnect Other Potential Effects Proposed Amendment
Other Potential Post-employment Payments Other Question Was Service Center Rent Spreads Down
Other Question Was Tis Trend Other Thing Probably Say Ross While Detroit Auto
Others Outstanding Title Objections
Overview Executive Compensation Philosophy Objectives Own Project Look
Ownership Paid Proxy Solicitation
Parking Lease Parking Lot
Parking Owner Parking Parcel
Part Part Other Information
Participant Participant Acknowledges Grant Shall Cancelled Above Options Units
Participating Securities Participation
Participations Particular Was Industrial Building Lebanon Business Park Outside
Party Deal Land Rolled Number Paul Adornato Bmo Capital Markets Analyst
Paul Adornato Harris Nesbitt Paul Adornato Harris Nesbitt Analyst
Paul Adornato Maxcor Financial Analyst Paul Ardonato Bmo Capital Markets Analyst
Paul Morgan Fbr Analyst Pcbs
Pending Land Sale Property Per Share Figure Safe Assume Redeployment
Performance Based Stock Plans Performance Period
Performance Share Plan Performance Share Plans
Performance Units Listed Permit
Permits Person
Personal Property Phase Assessment
Phase Properties Phoenix
Plan Plans
Please Print Typewrite Name Address Including Postal Zip Port Savannah Container Throughput History
Portfolio 216 Industrial Buildings Portfolio Land Positions Strengthen Dukes Port Market Expansion
Portfolio Performance Positive Minus One-time Fees Associated
Pre-construction Services Preamble
Preferred Stock Dividends Presentation
Pretty Good Previous Growth Was Roughly Flat Given Take 100
Primarily Line Credit Principal Accountant Fees Services
Principal Financial Officer Principles Consolidation
Pro Forma Condensed Consolidated Financial Statements 2005 Pro Forma Consolidated Balance Sheet
Pro Forma Consolidated Statements Operations Notes Pro Forma Financial Information
Pro Perty Investments Procedural Matters Relating Voting Approval Request
Proceeds Process Really Step-by-step Each Adding Value Building Prior
Product Review Prohibition Repricing
Project Project Management
Project Raleigh Discussed Investor Conference Also 190 Starts Project Superintendents
Properties Located Area Center Just Outside District Minutes Property
Property Descriptions Property Investment
Property Investments Property Sales
Property Type Property Type Focus
Proposal Election Directors Proposal Ratification Reappointment Independent Registered Public Accounting Firm
Proposed Amendment Protected Tenant List
Provided Proxy Card Valid Only Signed Dated Detach Return
Proxy Statement Card 2008 Annual Report Available Public Disclosure Press Releases
Purchase Accounting Purchase Agreement
Purchase Option Purchase Price
Purchase Price Subject Adjustment Pursuant Terms Loan Assumption Purchase Sale
Purchaser-please Complete Time Signing Purpose
Purposes Pushing Rent Rents Hardest
Put Yourself Given Balance Sheet Better Position Buy Quantitative Qualitative Disclosure Market Risk
Quantitative Qualitative Disclosures Market Risk Question Answer
Question Medical Office Strategy Expect Duke Over Next Question Mentioned Longer-term Growth Rate Expected Longer Term
Question Mix Comment You-can Refresh Memory Terms Might R-1
R-2 R-3
Ramping Doing 200 Going 300 Sales Randy Henry Duke Realty Corporation Assistant
Randyhenrydukerealtycom Range
Ratio Earnings Combined Fixed Charges Preferred Stock Dividends Ratio Earnings Fixed Charges
Rea Ready Marketing Sale Okay Then Denny Talked 005
Reaffirmation Purchase Agreement Real Estate Costs Fixed Even Income Properties Decreases
Real Estate Development Activities Subject Risks Particular Real Estate Investment Trust Distribution Requirements Limit Amount
Real Estate Investments Real Estate Valuation
Real Estate Valuation Impairment Other Charges Reason Even Some Core Markets Good Development Know
Reasons Amendment Reasons Repurchase
Receive Future Proxy Materials Electronically Recent Accounting Pronouncement
Recent Accounting Pronouncements Recent Constructions Trends
Recent Developments Recent Future Development
Recitals Reclassifications
Recommendation Required Vote Recordation Neither Sellers Nor Buyer Record Agreement
Recurring Expenditures Redemption Series Cumulative Redeemable Preferred Shares
Reduction Purchase Price Refusal Property
Registered Office Agent Registrants Telephone Number Including Area Code
Registrants Telephone Number Including Area Code 317 808-6000 Registration Rights
Registration Rights Agreement Regular Common Preferred Stock Dividends Declared
Regulation Disclosure Regulatory Authorities
Reit Compensation Peer Group Reit Distribution Requirements Limit Amount Cash Available Other
Reitweek 2009 Nareits Investor Forum Related Party Transactions
Release Rends Industrial Office Development
Rent Revenue Rental Expenses Real Estate Taxes
Rental Income Continuing Operations Rental Operations
Rental Related Revenue Rental Revenue Continuing Operations
Rents Repairs
Report Report Executive Compensation Committee
Report Independent Registered Public Accounting Firm Representations Warranties
Representations Warranties Stockholders Repurchases Outstanding Debt
Residences Residential
Restricted Stock Units Restriction Other Restrictions Rights Shares
Restructure Transaction Results Operations
Results Operations Financial Condition Retail Marketplace Anson
Retainers Meeting Fees Expenses Retirement Provisions Other Agreements
Revenue Recognition Construction Contracts Revenues
Revocation Attempted Guaranty Revolving Credit Facility Renewed
Right Right Denny Just Lastly Personnel Comment Terms What
Right Just Last Question Lease Terms Leases Seemed Right Thank
Right Thanks Lot Right Title Interest Sellers Assignable Warranties Guaranties Respect
Risk Factors Risks Related Business
Risks Related Organization Structure Risks Related Real Estate Industry
Rkets Panel Robert Chapman Age
Robert Fessler Age Robert Woodward
Rofo Role Executive Compensation Committee Consultants
Roperty Type Development Panel Ross Nussbaum Banc America
Ross Nussbaum Banc America Securities Analyst Sale Cleveland Industrial Properties
Sale Real Estate Assets Sales Unregistered Securities
Sam Sam Take Stab Construction Costs Development Particularly Southeast
Sample Sarbanes-oxley Act 2002
Satisfaction Notice Savannah Statistics
Schedule Scott Conrad Fdr Line Open
Scott Oshea Deutsche Bank Analyst Scott Sedlak Edwards Analyst
Searchable Text Graphics Shown Above Sec Proposed Changes Eligibility Requirements Form S-3 Prevent
Secured Debt Financing Securities Act
Securities Authorized Issuance Equity Compensation Plans Securities Exchange Act 1934
Securities Laws Securities Registered Pursuant Act
Security Deposits Security Ownership Certain Beneficial Owners Management Related Stockholder
See Expanding Further Business Evolving See Reverse Side Annual Meeting Information Instructions Vote
Seller Seller Consummated Acquisition Parking Parcel
Seller Pre-closing Defaults Seller Related Parties
Sellers Buyer Shall Each Execute Deliver Other Title Sellers Estoppel Certificate
Sellers Keep Full Force Effect Respect Properties Policies Sellers Pending Dot Litigation
Sellers Reconciliation Sellers Representations
Sellers Shall Deliver Buyer Declarant Owners Association Estoppels Sellers Shall Deliver Buyer List Tenants Delinquent Closing
Sellers Winkler 4900 Seminary Road Suite 900 Alexandria Senior Housing
Service Center Properties Service Centers
Service Operations Set Forth 147 Xvi Xviii 2410 Agreement
Setoff Ratable Payments Severability
Sfas 141 Sfas 160
Sfas 165 Sfas 168
Shall Condition Precedent Buyers Obligation Acquire Project Following Share Based Payment
Share Repurchases Shareholder Proposals 2008 Annual Meeting
Shareholder Proposals 2009 Annual Meeting Shareholder Proposals 2010 Annual Meeting
Shareholder Proposals Requests Special Meetings Shareholder Value Plan
Shareholder Value Plan Award Shareholder Value Plan Awards
Shareholders Equity Shareholders Meetings
Shares Shields Regiment Capital Analyst
Shona Bedwell Duke Realty Corp Assistant Investor Relations Shona Bedwell Duke Realty Corp Manager
Shona Bedwell Duke Realty Corporation Shona Bedwell Duke Realty Corporation Assistant Investor Relations
Shona Bedwell Duke Realty Corporation Asst Shona Bedwell Duke Realty Corporation Avp
Shona Bedwell Duke Realty Corporation Manager Shona Bedwewll Duke Realty Corp Manager
Signature Page Amendment Commerical Multi-property Signature Pages Follow
Signatures Significant 2006 Activity
Slide Weve Closed Outlot Sales Cvs Also Fifth Sloan Bohlen Goldman Sachs -analyst
Sloan Bohlen Goldman Sachs Analyst Sorry
Sorry Service Employees International Union Appears Fight Public Sounds Like Some Development Opportunities Offering Very Attractive
Source Shares Sources Liquidity
Special Corporate Acts Special Dividend Help Understand Such Wide Range What
Special Meeting Shareholders Sri Naharajan Rbc Analyst
Srikanth Nagarajan Rbc Capital Markets Analyst Stabilized In-service Down Just Slightly 962 955 Was
Statement Financial Accounting Standard 157 Related Literature Steve Kennedy Duke Realty Corporation Evp Construction
Steven Kennedy Age Steven Rodriguez Lehman Brothers Analyst
Stock Based Compensation Stock Incentive Plan
Stock Ownership Grant Policies Stock Ownership Policies
Stock Price Trading Volume Volatile Result Substantial Losses Study Period
Subdivision Condition Subject Certain Provisions Discourage Change-of-control Transactions Reduce Likelihood
Subject Sale Subject Various Financial Covenants Existing Credit Agreements
Submission Matters Vote Security Holders Submit Proposal 2010 Annual Meeting
Submit Proposal Annual Meeting Shareholders 2008 Submit Proposal Annual Meeting Shareholders 2009
Subsequent Events Such Names Buyer Hereby Acknowledges Seller Makes Representations
Such Stockholder Understands Shares Buyer Common Stock Issued Summary Significant Accounting Policies
Supermajority Voting Provisions Supplemental Earnings Measure
Supplemental Retainer Supplemental Retainer Committee Service
Supplemental Retainer Service Lead Director Sure After Call Nobody Else Disclose Laughter
Sure Change Strategy Impact Respect Quick Develop Pace Sure Just Level Demand Seeing Industrial Side Given
Sure Still Getting Close Having Couple Things Contract Sure Think Ill Tell Probably See Yourself Jim
Surrendered Diu Surrendered Dius
Susan Berliner Bear Stearns Analyst Svp Grant Date
Table Contents Tacked Was Some Chunky Pieces What Biggest Ones
Takes Little Bit Time Think Good Tradeoff Risk Talk Construction Costs Non-land Related Whats Been Happening
Talk Indianapolis Bulk Occupancy Came Down Looks Couple Talk Little Bit Industrial Takeout Fund Terms Think
Talked Last Conference Said Had Main Goals 2006 Tax Accounting Considerations
Tax Matters Tax Reassessment Reduction Proceedings
Tax Refund Taxes
Tell Biggest Effect Flex Portfolio Offices Primary Effects Tell Margins Range Property Sales Land
Tenant Tenant Notice Letters
Tenant Small Tenants Kind Mix Match Again Think Term Loan Agreement
Termination Termination Amendment
Termination Was Effective Right End Terms Actually Having Talk Particularly Houston Now Mix
Terms Agreement Terms Authorized Shares
Terms Conditions Terms Conditions Performance Units
Terms Conditions Restricted Stock Units Terms Oversight People Make Sure Everything Getting Done
Thank Thank Again Support Those Now Well Just Open
Thank Concludes Conference Today Using Att Executive Teleconference Thank Denny Now Ready Take Questions Ask Operator
Thank John Kim Ross Not Sure Missed Discuss Thank John Kim Ross Regarding Winkler Portfolio Comment
Thank Joining Conference Call Today Tentatively Scheduled Thanks Thank Joining Today
Thank Linda Good Afternoon Welcome Conference Call Thank Matt Ill Never Forget Because Youre Guy
Thank Next Question Comes Line Chris Haley Wachovia Thank Next Question Comes Line David Fick Legg
Thank Next Question Comes Line Jon Litt Citigroup Thank Now Line Chris Haley Wachovia Securities Please
Thank Question Line Chris Haley Wachovia Securities Please Thank Shona Good Afternoon Everyone Let Apologize Voice
Thank Shona Thanks Everyone Joining Afternoon Thank Tom Delighted Austin Here Today Keep His
Thank Very Much Thank Very Much Was Just Hoping Provide Little
Thanks Thanks Bob
Thanks Chris Thanks David Did Get
Thanks Denny Thanks Denny Just Give Little Bit Rationale Winkler
Thanks Denny Kind Touched Little Bit Give Color Thanks Everyone Joining Call Today Tentatively Schedule Next
Thanks Good Afternoon Guys Denny Talk Buyer Little Thanks Good Afternoon Historically Guys Havent Done Whole
Thanks Greg Thanks Ill Pile Flex Deal Sell Now Opposed
Thanks Just Help Understand What Development Number Overall Thanks Okay Only Question Fortunately Denny Talk Development
Thanks Shona Good Afternoon Everyone Thanks Weve Seen Development Pipeline Increasing Over Last
Thats Being Driven Stronger Rental Rates Occupancy Expense Thats Correct
Thats Most Gains Least Short-term Going Come Pool Thats Not Interest
Thats Point Arent They Trying Anticipate Fundamental Shift Then After Break Bob Chapman Lead Panel Discussions
Then Also Just Talk Given Cost Increases Guys Then Cap Rates Retail Healthcare Areas Whats Happened
Then Columbus Indianapolis Cincinnati Chicago Minneapolis Least Speculative Then Down Florida Completely Different Story Tell Little
Then Expect See Distress Selling Markets Then Finally Wanted Actively Manage Balance Sheet After
Then Follow-up Just Mention Discuss Memphis Wasnt Target Then Just Wanted Ask Medical Office Portfolio Something
Then Last Question Asset Sale Program Clearly Was Then Rest Development Split Between Held-for-rental Held-for-sale Those
Then Turning Portfolio Look Bolt-on Acquisitions Just Looking Then What Debt Profile Youve Completed Ranges Operate
Theres Prepayment Penalties Associated Debt Repayment Theres Significant Demand Construction Services Lot Markets Thats
Theyre Not Obligated Okay Winkler Deal Since Didnt Theyve Look Know Weve Always Had Pretty Significant
Think Able Provide Sort Through 2006 Well Put Think Acceptable Put Joint Venture Question Most Pipeline
Think Buyback Versus Say Adding Houston Phoenix Lineup Think Feel Pretty Good Continuing Annual Level Guess
Think Initially Reduce Bridge Loan Think Might Adding Building Doing Transdulles Numbers Gave
Think North South Thats Pipeline Right Now Think Not Occur Probably Bring 600 Proceeds Other
Think Rental Rates Been Probably Year-to-date Next Think Same Store Growth Winkler Portfolio Going Next
Think Truly Large Institutional Buyers Changes Some Weaker Think Way Answer Looked Effectively Accretion Properties Short-term
Thinking Tax Impact Guess Sustainable After Going Sounds Third-party Beneficiaries Agreement Shall Not Confer Rights
Third-party Construction Starts 150 225 975 1025 Fee Those Probably Biggest Areas See Thered Some Effect
Tif Negotiations Might Assume Need Road Improvements Various Time Place Closing
Title Title Exceptions Due Diligence
Title Objection Deadline Title Objections
Title Objections Defined Below Approved Deemed Buyer Pursuant Title Policies
Title Survey Tom Peck Duke Realty Corporation Svp
Top End Was Did Little Over Top Line Rental Income 189
Total Control Investment Committee Board Level Approve Projects Total Shareholder Return
Transactions Unconsolidated Entities Transferee
Transferor Tremendous Success Continue Path Maintaining Bbb-plus Rating Fully
Trucks Theyve Gotten Deeper Allow Flow Products Efficiently Ultimately Accommodate Square Feet New Development Industrial Opportunity
Unable Generate Sufficient Capital Liquidity Then Pursue Future Unable Renew Leases Relet Space
Underwriting Agreement Unidentified Representative
Uninvolved Broker Unissued Preferred Stock
United States Unless
Unless Otherwise Permitted Pursuant Terms Agreement Execute Other Unpaid Charges Services Rendered Before Closing Date Prorated
Unregistered Sales Equity Securities Unregistered Sales Equity Securities Proceeds
Unresolved Staff Comments Unsecured Debt Equity Securities
Unsecured Lines Credit Unstabilized Developments Service
Unsuccessful Operating Completed Real Estate Projects Update
Uses Benchmarking Data Uses Liquidity
Uth Florida Valuation Date
Valuation Receivables Velopment Starts
Venture Partner Very Competitive Environment Out Competitively Bid Select Contractor
Vote Vote Important
Vote Shares Held Broker Votes
Votes Required Act Proposals Waiver
Waivers Warranties
Warranties Representations Was Decision Balance Sheet Bremner Concession Part Getting
Was Impression Land Actually Going Worked Next Ability Was Proxy Statement Mailed
Was Wondering Talk Tax Margins Know Mentioned Earlier Wasnt Really Anything Endemic Just Couple Deals Smaller
Wed Also Like Point Out Couple Enhancements Weve Well Ahead
Well Also Prior Well Chris Mentioned Weve Had Lot Successes Here
Well Did Anticipate Ending 925 Gave Guidance Well Going Let Matt Answer Just Sort Results
Well Heads Between 232 245 Guess Tell Well Jim His Team Havent Decided Yet Weve
Well Mentioned Earlier Layout Ranges Estimates Few Here Well Only Thing Hits Ffo Stuff Thats Coming
Well Real Driver Upper End Guidance Usual Occupancy Well Theres Enough Match What Think Happen Held-for-sale
Well Theyre Always Trying Retrade Sure Yes Course Well Typically Going Downturn Say Business Usually Pretty
Well Weve Got Little Bit Spec Going Really Well Yes Also Lane Bryant Deal Columbus 135000
Weve Also Expanded Ongoing Retail Development Joint Venture Weve Come Long Way Last Thanks Hard Work
Weve Now Quadrupled Office Since Got Beginning Because Weve Started Entitlement Process Partnership Work Well Square
What Change Vote After Deliver Proxy What Change Vote After Return Proxy
What Expected Though Knowing Average Out Volatile Quarter-to-quarter What Happens Return Proxy Card Without Voting Proposals
What Mean Receive Proxy Card What Other Variables Gains Piece
What Overall Macro Statistics Atlanta Industrial Market What Quorum Requirements Annual Meeting
What Quorum Requirements Special Meeting What Sort Spread Baking Terms Think Had Held
What Think Final Question Sale Portfolio Age Quality What Thought Was Very Good Price Sold Half
What Timing Special Dividend What Trying Get Lost Return Capital Youre Generating
What Voting Whether Not Plan Attend Annual Meeting Urge Vote
Wholly Owned Properties William Cavanaugh
William Mccoy Winkler Operating Properties
Within See Core Park Building Couple Things Point Witness Whereof
Working Hard Last Talked Focus Had Focuses Spoke Wouldnt Say Changed Lot
Yeah Well Not Going Increase Guidance Rental Dispositions Yes
Yes 100000 Little Bit Less Was Factored Overall Yes 105 Dividend Make Primary Rest Proceeds Basically
Yes Acquisitions Yes Denny Jim Sort Employment Agreement Long
Yes Guess Wont Take Long Rest Yes James What Weve Really Focused Ongoing Cash
Yes Least Aggressive What Been Obviously Yes Let Start Construction Costs Chris Weve Taken
Yes Like Them Yes Mean Weve Again Done 183 Date Another
Yes Mike Yes Really Strong Cash Flow Because Long-term Nature
Yes Say Probably Range Yes Something Like Then Also Weve Got Retail
Yes Take Look Pipeline 170 Was Significant Increase Yes Thank Talk Little Appetite Held Sale Portfolio
Yes Thanks Guys Denny Another Question Winkler Deal Yes Thanks Hey Denny Talk Little Bit Increase
Yes Thanks Talked Little Bit Jvs Already Also Yes Thats Right
Yes Thats Right Michael Yes Think Understood Question
Yes Was Probably Sales Think Number Yes Well Look
Youre Talking Florida Looking Better Mean Start See Youve Had Some Sequential Growth Since Last Having
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